Praime

Property report · public records

23 Roycrest Ave

Toronto, Ontario

  • Multiplex: up to 4 units
  • TRCA regulated area
  • Zoned RD

Lot Potential Score 62 out of 100, Good

GoodMedium confidence: 1 fact not known

  • +8Lot size. 2,815 m²: a large lot.
  • +5Multiplex. Up to 4 units, with constraints to check.
  • +5Applications nearby. 14 development applications nearby: an active market for added housing.

How the score worksNot an appraisal or zoning opinion.

Lot outlined from the municipality's parcel data (approximate, not a survey). Neighbouring lots in grey.

Generated November 1, 2026 from public open data on LSG Realty's own servers. Public records; not a legal, zoning or engineering opinion.

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Lot

Information: Lot of about 2,815 m²

  • Lot area: 2,815 m² · 0.70 acres · 30,300 sq ft (as stated in the parcel record)
  • About 54.1 m wide and 78.1 m deep (estimated from the lot lines)
  • Lot lines are approximate and not a survey.

Source: City of Toronto, Property Boundaries (2026-10-30). Public records; not a legal, zoning or engineering opinion.

Zoning

Information: Zoned RD · Residential Detached

  • Category: Residential
  • Zone label: RD (f15.0; a550) (x5)
  • Zoning shown for reference only. The by-law text governs; confirm with the municipality.

Zoning by-law

Source: City of Toronto, Zoning By-law 569-2013 (open data) (2026-02-20). Public records; not a legal, zoning or engineering opinion.

Second units and garden suites

Check: Additional units: needs a check

  • Likely, with constraints
  • Second unit: possible; needs a check · Third unit: possible; needs a check
  • Garden suite: possible; needs a check · Laneway suite: not likely
  • Up to 2 additional units per lot in this municipality
  • Partly or wholly in a conservation authority regulated area: units are not permitted in a floodplain or on hazard lands; a CA permit may be needed
  • Partly or wholly in Toronto's Ravine and Natural Feature Protection area (tree and grading permits)
  • No public lane found along the lot (a laneway suite needs 3.5 m of lot line on a lane)
  • Screening from open data and the municipal by-law; not a zoning opinion. Confirm with the municipality.

Source: City of Toronto, Property Boundaries (lot outlines and stated lot area) (2026-10-31); City of Toronto, Zoning By-law 569-2013 (Zoning Area) (2026-02-20); City of Toronto, Toronto Centreline (public lanes) (2026-10-30); City of Toronto, Ravine & Natural Feature Protection area (2026-11-01); York Region, Parcel (property boundaries across York Region) (2026-11-01); York Region, Regional Official Plan 2022, Map 1 (Urban Area, Towns and Villages) (2026-11-01); Town of Newmarket, Zoning By-laws 2010-40 and 2019-06 (2026-10-10); Statistics Canada, 2021 Census census subdivisions (cartographic boundary file) (2026-11-01); Toronto and Region Conservation Authority, TRCA Regulated Area (Regulation Limit 2025, O. Reg. 41/24) (2026-11-01); Lake Simcoe Region Conservation Authority, Regulation Limit (O. Reg. 41/24) (2026-11-01); Province of Ontario, Oak Ridges Moraine land use designations (2017 Plan) (2026-11-01); Province of Ontario, Greenbelt designations (2017 Plan) (2026-11-01). Public records; not a legal, zoning or engineering opinion.

Multiplex potential

Check: Multiplex: up to 4 units, with constraints

  • Potentially suitable with constraints
  • Up to 4 units under the City's multiplex rules
  • Partly or wholly within TRCA's regulated area (flooding, erosion, wetlands): a TRCA permit may be needed
  • Partly or wholly within the City's Ravine and Natural Feature Protection area (tree and grading by-law)
  • Preliminary screening from open data. Not a zoning opinion or development approval. Confirm with the City and a qualified professional.

Source: City of Toronto, Property Boundaries (lot outlines and stated lot area) (2026-10-30); City of Toronto, Zoning By-law 569-2013 (Zoning Area) (2026-02-20); City of Toronto, City Wards (25-ward model) (2026-02-20); City of Toronto, Heritage Register (2026-09-01); City of Toronto, Heritage Conservation Districts (2026-09-01); City of Toronto, Ravine & Natural Feature Protection area (last refreshed by the City Jul 23, 2019) (2019-07-23); Toronto and Region Conservation Authority, TRCA Regulated Area (Regulation Limit 2025, O. Reg. 41/24) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Severance potential

Favourable: Severance: likely

  • Severance likely worth a look
  • Zone RD (f15.0; a550) (x5): minimum lot frontage 15 m and area 550 m²
  • Estimated frontage 54.1 m: 3.6× the minimum (two lots need 2×)
  • Lot area 2,815 m²: 5.1× the minimum (two lots need 2×)
  • Frontage and area are each at least twice the zone's minimums
  • The Committee of Adjustment has approved 1 severance within 500 m
  • Frontage is estimated from the lot lines, not surveyed.
  • Approved severance: 242 Bogert Ave (490 m) · 2022-03-24 · file B0041/21NY
  • Needs Committee of Adjustment approval; not a planning opinion.

How severances work in Toronto

Source: City of Toronto, Property Boundaries (2026-10-30); City of Toronto, Zoning By-law 569-2013 (open data) (2026-02-20); City of Toronto, Committee of Adjustment Applications (Closed Applications since 2017) (2026-10-31); City of Toronto, Committee of Adjustment Applications (Active Applications: decided, in the appeal period) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Variance odds (Committee of Adjustment)

Favourable: 85% of 91 minor variances within 1 km approved (5 years)

  • Within 1 km, last 3 years: 53 decisions: 92% approved (89% approved, 4% with conditions, 6% refused, 2% withdrawn)
  • Within 1 km, last 5 years: 91 decisions: 85% approved (81% approved, 3% with conditions, 14% refused, 1% withdrawn)
  • Ward 18, last 3 years: 325 decisions: 86% approved (84% approved, 3% with conditions, 12% refused, 1% withdrawn)
  • Ward 18, last 5 years: 597 decisions: 89% approved (86% approved, 3% with conditions, 11% refused, 1% withdrawn)
  • Typical time from application to decision: 11 weeks (median of 90)
  • Named in the application (1 km, 5 years): parking 2; floor space index / gross floor area 1; building height 1; garden or laneway suite 1; 88 name no category
  • Conditions: 3 of 77 approvals within 1 km are recorded as conditional. The City's open data does not publish the conditions; read the decision.
  • 12 Roycrest Ave (110 m) · Approved 2023-05-25 · file A0078/23NY
  • 6 Roycrest Ave (150 m) · Approved 2024-03-21 · file A0059/24NY
  • 303 Bogert Ave (280 m) · Refused 2023-05-25 · file A0062/23NY
  • 303 Bogert Ave (280 m) · Refused 2023-05-25 · file A0063/23NY
  • 10 Addington Ave (290 m) · Approved 2024-06-20 · file A0157/24NY
  • Past decisions don't predict future ones; not a planning opinion.

Variance odds by categoryCity's Application Information Centre

Source: City of Toronto, Committee of Adjustment Applications (Closed Applications since 2017) (2026-10-31); City of Toronto, Committee of Adjustment Applications (Active Applications: decided, in the appeal period) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Flood, Moraine and Greenbelt

Check: In TRCA's regulated area

  • Within TRCA's regulated area (natural hazards such as flooding and erosion). A CA permit may be needed before development. Mapping is approximate; confirm with TRCA.
  • Outside the Oak Ridges Moraine Conservation Plan area.
  • Outside the Greenbelt Plan area.
  • Mapped natural features here: Wooded area. Development near these features is restricted.

Source: Toronto and Region Conservation Authority, TRCA Regulated Area (Regulation Limit 2025, O. Reg. 41/24) (2026-04-29); Province of Ontario, Oak Ridges Moraine: land use designations (Oak Ridges Moraine Conservation Plan, 2017) (2026-10-31); Province of Ontario, Greenbelt designations (Greenbelt Plan, 2017) (2026-10-31); Province of Ontario, Wetlands (Land Information Ontario): Provincially Significant Wetlands and other evaluated wetlands (2026-10-31); Province of Ontario, Areas of Natural and Scientific Interest (ANSI), life science and earth science (Land Information Ontario) (2026-10-31); Province of Ontario, Wooded Area (Land Information Ontario): mapped woodland cover, not a significance determination (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Water and sewer capacity

Information: Municipal water and sewer (no allocation published)

  • City of Toronto: Toronto Water treats and distributes drinking water and collects and treats wastewater across the city. No servicing allocation system is published.
  • Published figure: Not published
  • Based on: City of Toronto, Toronto Water (2026-11-01)
  • Public records; confirm with the municipality.

The report

Source: City of Toronto, City of Toronto, Toronto Water (2026-11-01); Province of Ontario (Land Information Ontario), Municipal Boundary – Lower and Single Tier (2026-11-01); York Region, Regional Official Plan 2022, Map 1 – Regional Structure: Urban Area (2026-11-01); York Region, Regional Official Plan 2022, Map 1 – Regional Structure: Towns and Villages (2026-11-01). Public records; not a legal, zoning or engineering opinion.

Transit and station areas

Information: Sheppard-Yonge station 1.4 km away

  • Nearest rapid transit or GO station: Sheppard-Yonge (Line 1 · Line 4), 1.4 km in a straight line

Source: City of Toronto, Merged GTFS – TTC Routes and Schedules (subway and LRT routes, their shapes and the stations they serve) (2026-11-01); Province of Ontario, Ontario Railway Network (ORWN) track and station, filtered to GO Transit (Land Information Ontario; 2016 attribute vintage) (2026-10-31); York Region, Regional Official Plan 2022, Map 10 – Rapid Transit Network (proposed subway service and stations) (2026-10-31); City of Toronto, Minister-Approved Major Transit Station Areas (MTSA and Protected MTSA delineations) (2026-02-03); York Region, Regional Official Plan 2022, Appendix 2 – Major Transit Station Areas (boundaries and minimum density targets) (2026-10-31); Durham Region, Regional Official Plan (2024 consolidation), Map 3 – Protected Major Transit Station Areas (2026-10-31); City of Brampton, Brampton Plan, Schedule 1B – Primary Major Transit Station Areas (2026-06-11). Public records; not a legal, zoning or engineering opinion.

Commute

Favourable: Union Station: under 40 min by car, under 60 min by transit

  • To Union Station: under 40 min by car · under 60 min by transit
  • To Highway 404 / 407: under 40 min by car · over 60 min by transit
  • Typical weekday morning, estimated from open road and transit schedule data (not live traffic or a trip planner).

Source: LSG commute estimate, Roads © OpenStreetMap contributors (ODbL); LSG commute estimate, TTC schedules: City of Toronto, Open Government Licence – Toronto; LSG commute estimate, Data used in this product or service is provided with the permission of Metrolinx. Public records; not a legal, zoning or engineering opinion.

Everyday needs

Favourable: Everyday Needs score 84/100 (walk 73, drive 95)

  • Everyday Needs score 84/100: walking 73, driving 95 (most needs close by)
  • Grocery store: 12 min walk (Metro) · 2 min by car
  • Pharmacy: 10 min walk (I.D.A.) · 2 min by car
  • Transit stop: 2 min walk (Sheppard Ave West at Easton Rd (TTC))
  • Shopping centre: 19 min walk (Yonge Sheppard Centre) · 5 min by car
  • Emergency department: over 60 min walk · 14 min by car (North York General Hospital)
  • Hospital: 35 min walk (North York General Hospital - Branson Ambulatory Care Centre) · 9 min by car
  • LSG estimate from open data: walking on mapped streets and paths at 4.8 km/h; driving at typical weekday rush-hour road speeds (not live traffic). Times are for the 200 m square around each address. Places can open, close or move; check before you rely on one.
  • Places and paths © OpenStreetMap contributors, ODbL.

Source: LSG Realty, Everyday Needs score (LSG's own travel-time estimate) (2026-11-02); © OpenStreetMap contributors, ODbL, OpenStreetMap (Geofabrik Ontario extract): roads, footpaths, supermarkets and grocery stores, pharmacies, shopping centres and department stores, hospitals and emergency departments — Open Database Licence (ODbL) 1.0 (2026-11-02); Ontario Ministry of Health, Ministry of Health Service Provider Locations (MOHSERLO): hospital sites — Open Government Licence – Ontario (2026-11-02); City of Toronto (TTC), Merged GTFS – TTC Routes and Schedules (stops) — Open Government Licence – Toronto (2026-11-02); Metrolinx (GO Transit), GO Transit GTFS (stops) — Metrolinx Open Data Licence (2026-11-02); Metrolinx (UP Express), UP Express GTFS (stops) — Metrolinx Open Data Licence (2026-11-02). Public records; not a legal, zoning or engineering opinion.

Schools nearby

Information: Nearest elementary school: Cameron Public School, 710 m

  • Cameron Public School (Elementary, 710 m) · Toronto DSB
  • St Edward Catholic School (Elementary, 1.3 km) · Toronto CDSB
  • Willowdale Middle School (Elementary, 1.3 km) · Toronto DSB
  • Cardinal Carter Academy for the Arts (Secondary, 1.6 km) · Toronto CDSB
  • The nearest school is not always the one that serves an address: use the board's locator. Boundaries change; confirm with the board.

TDSB school locator (Toronto District School Board)TCDSB school locator (Toronto Catholic District School Board)

Source: Ontario Ministry of Education, Ontario public school contact information (placed by Statistics Canada ODA addresses). Public records; not a legal, zoning or engineering opinion.

Child care

Information: 1 licensed child care centre within 1 km

  • Nearest: Glen Cameron For Kids Co-Op Day Care Inc. (710 m) · 211 Cameron Avenue, Toronto, ON M2N 1E8
  • Licence status as of the ministry's latest monthly file. Ask the centre about spaces and fees.

Source: Ontario Ministry of Education, Licensed child care facilities in Ontario (2026-09-01). Public records; not a legal, zoning or engineering opinion.

Active development applications

Information: 14 active applications within 500 m

  • Official plan and/or zoning by-law amendment · 325 Bogert Ave (and 8 more addresses) (160 m) · OMB Approved · 16 272001 NNY 23 OZ
  • Site plan approval · 290 Sheppard Ave W (280 m) · Under Review · 19 240176 NNY 18 SA
  • Minor variance (Committee of Adjustment) · 104 Gwendolen Cres (290 m) · Tentatively Scheduled · A0045/16NY
  • Official plan and/or zoning by-law amendment · 283 Sheppard Ave W (and 4 more addresses) (310 m) · Under Review · 25 214767 NNY 18 OZ
  • Minor variance (Committee of Adjustment) · 293 Bogert Ave (330 m) · OMB Appeal · A0817/16NY
  • From the municipality's open data. Check the municipality's file for the latest status.

Official plan and/or zoning by-law amendment · 325 Bogert Ave (and 8 more addresses)Site plan approval · 290 Sheppard Ave WOfficial plan and/or zoning by-law amendment · 283 Sheppard Ave W (and 4 more addresses)

Source: City of Toronto, Development Applications (City Planning, Application Information Centre) (2026-11-01); City of Toronto, Committee of Adjustment Applications (Active Applications) (2026-10-31); City of Brampton, GeoHub, Planning_Land_Use_Development: OPA ZBA Subdivision, Draft Plan of Condo, Site Plan Approval, Minor Variance, Consent to Sever (2026-11-01); York Region, Active Development Application Boundaries (York Region's review of applications in its nine municipalities) (2026-10-27). Public records; not a legal, zoning or engineering opinion.

Upcoming residential projects

Information: 9 upcoming residential projects within 1 km

  • 325 Bogert Ave (and 8 more addresses) (160 m) · Approved: 148-unit rental building, up to 27 storeys
  • 283 Sheppard Ave W (and 4 more addresses) (310 m) · Proposed: 14-storey, 139-unit apartment building
  • 268 Sheppard Ave W (and 7 more addresses) (360 m) · Approved: 9-storey mixed-use building (units not published)
  • 249 Sheppard Ave W (and 7 more addresses) (460 m) · Approved: 103-unit mixed-use building, up to 11 storeys
  • 245 Sheppard Ave W (and 7 more addresses) (470 m) · Approved: 103-unit mixed-use building, up to 11 storeys
  • From municipal open data. Not a listing or an offer to sell; details change. Confirm with the municipality.

325 Bogert Ave (and 8 more addresses)283 Sheppard Ave W (and 4 more addresses)268 Sheppard Ave W (and 7 more addresses)

Source: City of Toronto, Development Applications (City Planning, Application Information Centre) (2026-11-01); City of Toronto, Committee of Adjustment Applications (Active Applications) (2026-10-31); City of Brampton, GeoHub, Planning_Land_Use_Development: OPA ZBA Subdivision, Draft Plan of Condo, Site Plan Approval, Minor Variance, Consent to Sever (2026-11-01); York Region, Active Development Application Boundaries (York Region's review of applications in its nine municipalities) (2026-10-27). Public records; not a legal, zoning or engineering opinion.

Building permits nearby

Information: 8 building permits within 250 m since 2024

  • Addition / alteration · 307 Sheppard Ave W (200 m) · 2026-09-30 · Permit Issued
  • Addition / alteration · 325 Bogert Ave (160 m) · 2026-03-27 · Permit Issued
  • Addition / alteration · 7 Mylesview Pl (140 m) · 2026-01-15 · Inspection
  • Addition / alteration · 23 Roycrest Ave (0 m) · 2025-08-19 · Inspection
  • New building · 6 Roycrest Ave (150 m) · 2025-06-05 · Revision Issued
  • From the municipality's open data. Check with the municipality for the permit's current status.

Source: City of Toronto, Building Permits – Active Permits (2026-10-30); City of Toronto, Building Permits – Cleared Permits (2026-10-30); City of Mississauga, Building Permits (issued since 2018) (2026-10-01); City of Brampton, Building Permits (GeoHub) (2026-10-31). Public records; not a legal, zoning or engineering opinion.

Official Plan

Not available: Official Plan designation not available here

Public records; not a legal, zoning or engineering opinion.